Isn't the person at the model home my agent?

No. The representative staffing a builder's sales office is an employee or agent of the builder, and their job is to represent the builder's interests in the sale. That doesn't make them dishonest — it makes them not yours. Anything they tell you should be understood in that context.

Does it cost more to bring my own agent to a builder?

Compensation arrangements for buyer representation vary and are set out in a written buyer representation agreement before you tour homes. Ask Lori directly what that looks like for a specific builder and community rather than assuming.

What if I already visited the model home without an agent?

Many builders require an agent to be registered on your first visit, or within a short window after, for representation to apply to that community. Call before your next visit, don't just show back up with an agent later and expect it to count.

Can my agent change the builder's contract?

No. A buyer's agent can explain the contract, flag risk, and negotiate what the builder is willing to negotiate, but builder contracts are largely standardized documents the builder controls. An agent cannot unilaterally rewrite terms, and cannot guarantee a construction timeline — no one can.

What can an agent actually negotiate on a new build?

It depends on the builder, the community's sales pace, and the specific home. Design center allowances, certain upgrades, closing timing and some contract terms are sometimes open to discussion; base price on a to-be-built home in an active community often is not. Lori will tell you honestly what's realistic before you ask for something that isn't.

Do I still need a home inspector if the home is brand new?

Yes. New doesn't mean flawless. An independent, third-party inspector working for you — not the builder — at the pre-drywall stage and again before closing catches issues that are cheap to fix before drywall and expensive after.

Sales office at a new-construction community in Central Texas

New Construction · Representation

Do I Need a Realtor for New Construction in Texas?

The friendly person at the builder's sales desk is not working for you. Here's what a buyer's agent actually does on a new-construction purchase, and why the timing of when you bring one in matters.

Ask Lori about new construction Call or text (512) 545-9568

Every builder sales office is staffed by someone whose job is to sell that builder's homes. They may be knowledgeable, courteous, and completely straightforward with you — and they still represent the builder in the transaction, not you. That's not a criticism of them; it's simply the structure of the arrangement, and it's worth understanding before you start touring.

A buyer's agent working with you on new construction fills a different role: reviewing the builder's contract before you sign, tracking milestones and options through the build, arranging independent inspections at the right stages, and helping you think through decisions the sales office has no reason to raise. None of that requires distrust of the builder — it's simply a second, independent set of eyes on your side of the table.

The timing matters more than most buyers expect. Many builders require your agent to be registered with the community on your very first visit, sometimes in person, for representation to apply. Walk in alone to "just look," and you may have closed that door for that community without realizing it.

Touring a model home soon?

Tell Lori which community and she'll help you get set up before your visit, not after.

Representation

Who represents whom

In a resale transaction, most buyers understand there are two agents at the table: one for the seller, one for the buyer. New construction blurs that picture because the seller — the builder — has an entire office and sales process built around a single point of contact who greets every visitor.

That representative's compensation, training and incentives all run through the builder. Their job is to move that community's inventory at the builder's terms. A buyer's agent's job, by contrast, is to represent you specifically, and that relationship is set out in a written buyer representation agreement rather than left informal.

The on-site representative

Represents the builder. Knowledgeable about that community's plans and process, but not a neutral party in negotiating terms.

Your buyer's agent

Represents you specifically, under a written agreement, across contract review, options, inspections and closing.

The builder's contract

A largely standardized document the builder controls. Your agent can explain it and flag risk but cannot rewrite it unilaterally.

The builder's preferred lender

Often paired with incentives, but you are not required to use them. Compare their terms against an outside lender before deciding.

Third-party inspectors

Independent professionals you hire, working only for you, at pre-drywall and final walkthrough stages.

The registration window

Many communities require your agent to be registered on or before your first visit for representation to apply going forward.

Across the build

What a buyer's agent actually does on a new build

The work spans months, not a single afternoon, and most of it happens away from the sales office.

Reviews the builder's purchase contract line by line before you sign, and explains what is and isn't typical or negotiable for that builder.
Helps you think through structural options and change orders early, since some choices are cheap before the slab pours and expensive or impossible after.
Tracks build milestones and keeps you informed of where the home stands relative to the builder's own schedule.
Coordinates independent third-party inspections at the pre-drywall stage and again before closing, separate from any inspection the builder performs.
Reviews the final punch list with you and follows up on outstanding items and warranty claims after closing.
Helps you compare the builder's preferred lender against outside financing so you understand the full picture before choosing.
Flags what is realistically negotiable — closing timing, certain allowances, specific terms — and what generally isn't, so expectations stay grounded.
Stays available after closing as warranty issues surface, which is often when buyers most wish they had representation.

Limits

What an agent cannot do

It's worth being direct about the limits, because overpromising here does buyers a disservice. An agent cannot unilaterally change the builder's contract terms, cannot guarantee a completion date, and cannot promise that a specific upgrade or negotiation request will be granted.

What an agent can do is make sure you understand exactly what you're agreeing to, ask for what is realistically available, and give you an honest, timely picture as the build progresses — rather than finding out about a problem the week of closing.

Getting started

How to bring an agent in the right way

1
Call before you tour
Reach out to Lori before your first visit to any new-construction community, even one you're just curious about.
2
Register together or per the builder's process
Some builders want the agent physically present on the first visit; others accept a registration form ahead of time. Ask which applies.
3
Sign a written buyer representation agreement
This spells out the relationship and how compensation works for that engagement, so there are no surprises later.
4
Tour with your agent's questions in hand
Bring a list — structural options, HOA, utilities, timeline — so the visit produces answers, not just a good feeling.
5
Have the contract reviewed before signing
Don't sign at the desk under time pressure. Take the contract, have it reviewed, then come back with questions.

Good questions

New construction representation: common questions

Keep exploring

Buying new construction: keep exploring

Incentives

Builder incentives explained

What builder incentives typically include, and the strings usually attached.

Read the guide

Walkthroughs

New construction walkthrough checklist

What to check at pre-drywall, orientation and final walkthrough.

See the checklist

Touring

What to look for at a model home

Reading a model home for what's standard, upgraded, or staged.

Tour smarter

New construction

New construction overview

How building in Central Texas generally works, community by community.

Explore new construction

Buyers

Texas home buying process

A general walk through the steps from pre-approval to closing.

See the process

First-time buyers

First-time home buyer guide

Foundational steps for a first purchase, new build or resale.

Start here

Builder policies, registration requirements, contract terms and lender relationships vary by builder and by community and change over time. Compensation arrangements for buyer representation are set out in a written agreement and are not stated here. Nothing here is legal or lending advice; verify current terms directly with the builder and with your own agent and lender.

Touring a builder community soon?

Call or text Lori at (512) 545-9568 before your first visit — registering early keeps your options open.

Contact Lori (512) 545-9568